78 Del Oro Lagoon
Novato 94949 · Bel Marin Keys · Unincorporated Marin · Coordinates: 38.07858, -122.51757
Executive Verdict · Public-Records Synthesis
Zoned RSP-1.6-BFC in Unincorporated Marin with likely ministerial ADU eligibility and mapped FEMA AE flood due diligence; benchmark value $1,358,000 ($1,195,000–$1,521,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RSP-1.6-BFC allows residential use qualifying for ministerial ADU review under state law.
Source: Unincorporated Marin zoning · CA Gov. Code 66314
- ✓ 5 documented municipal building permits on file
On-parcel permit history is indexed through Sep 4, 2019, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 45% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
New garage / accessory structure (161299): Issued after 12 mo (2.3× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 3 slow or stalled nearby projects within ½ mile
Closest lead: Demolition at 18 Dolphin Isle (500 ft SE, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$16,067/yr at $1,358,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,339/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 10,454 sq ft (0.24 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 78 DEL ORO LAGOON
Zoning & Land Use
RSP-1.6-BFC — Residential Single Family Planned (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RSP-1.6-BFC (single-family residential): state law allows ADUs where homes are allowed. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotPossible, with conditions
Zoned RSP-1.6-BFC, a single-family residential zone. The parcel point also falls in Undesignated. FEMA Special Flood Hazard Area (Zone AE) covers about 45% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
- SB 9: split into two lotsPossible, with conditions
Zoned RSP-1.6-BFC, a single-family residential zone. The parcel point also falls in Undesignated. The lot is 10,454 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original. FEMA Special Flood Hazard Area (Zone AE) covers about 45% of the lot: the project must meet the National Flood Insurance Program floodplain standards, or the lot needs a map revision.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 45% of the lot); Zone X: 0.2% annual chance flood hazard (shaded X) (about 55% of the lot) · FIRM panel 06041C0284E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,195,000 – $1,521,000 · Status: Off market
HUD Small Area FMR (ZIP 94949) · FY 2026
Studio $2,360 · 1BR $2,830 · 2BR $3,430 · 3BR $4,380 · 4BR $4,540
Developments Deserving Closer Investigation & Active Area Builders
- New garage / accessory structure (161299) (Issued)On this parcel
Issued after 12 mo (2.3× the 164d median) — above the 75th percentile for new garage / accessory structure permits in Unincorporated Marin (median 164d, 75th pct 294d, n=356).
- Demolition at 18 Dolphin Isle (Issued)500 ft SE
Active in "Issued" for 11.6 yr (first record Mar 25, 2015) with no new permit activity recorded in 11.6 yr.
- Demolition at 1051 Bel Marin Keys Blvd (Issued)0.26 mi N
Active in "Issued" for 8.5 yr (first record May 21, 2018) with no new permit activity recorded in 8.4 yr.
- Accessory dwelling unit at 1108 Bel Marin Keys Blvd (aka 1110) (Issued)0.4 mi NE
Active in "Issued" for 4.6 yr (first record Mar 23, 2022) with no new permit activity recorded in 4.4 yr.
Entity-resolved builders & contractors in ½ mile: Yonts Construction (2 on parcel, 3 in ½ mi · Addition (adds square footage)); Charles Construction (1 on parcel, 1 in ½ mi · Remodel / interior alteration); Serrano Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Sgk Home Solutions (1 on parcel, 1 in ½ mi · Windows / doors / siding); Owner Builder (25 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (5 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B19765 | Windows / doors / siding | Issued | Iss. Sep 4, 2019 | $26,000 | Siding, window and door in kind replacements. — Siding Replacement, Non-structural Door/Window Replacement |
| 161299 | New garage / accessory structure | Issued | Iss. Apr 18, 2019 | $200,000 | Addn; Decks; B B Q |
| 149756 | Windows / doors / siding | Issued | Iss. Nov 10, 2015 | $4,616 | Repl 5 Wndws Size For Size, Must Meet Egress |
| 149701 | Remodel / interior alteration | Issued | Iss. Nov 4, 2015 | $120,000 | Kitchen/Bathroom Rmdl, Electrical Lighting - Express |
| 149563 | HVAC / heat pump | Issued | Iss. Oct 26, 2015 |